HomeMy WebLinkAbout33-Planning and Building
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TO:
Mayor, Planning Commissioners, and Councilmembers
Al BougheY~irector of Planning and Building Services
October 21, 1991
FROM:
DATE:
RE:
CLUSTBRING WORKSHOP
COPIES:
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A workshop on clustered development has been scheduled for October
21, 1991. Attached, please find 4 handouts we hope will help in
discussions. The 4 handouts are:
1. CLUSTER DEVELOPMENT. This is a copy of an article
published by the National Association of Homebuilders.
It describes what cluster development is, and discusses
advantages of clustering, housing types, and regulatory
frameworks for approvals.
2. COMPARISON OF A CONVENTIONAL VS. CLUSTERED NEIGHBORHOOD.
This handout shows graphically the difference between a
conventional and clustered subdivision. It also contains
a table which shows the difference in the cost of the
infrastructure between the 2 types of developments.
3. WHAT OTHER CITIES DO. This is a table provided which
shows how 13 other area jurisdictions handle cluster
projects and what types of standards apply.
4. PROPOSED STANDARDS FOR SAN BERNARDINO. This is a table
which is intended as a starting point for discussion on
standards for San Bernardino. The proposed standards are
based on previous council discussions and on what other
cities do.
It is hoped that these handouts will be beneficial as a tool to
initiate discussions which will lead to a successful workshop.
lat
workshop
.JJ '2'.2
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CLUS'l'D DEVELO'MEN'l'
Description
Cluster development i. a land de.ign ~ecMique for
lingle-family subdivisions that calls for the dev.~opment of
lots smaller than those specified in a majority of a com-
munity'. conventional zoning districts. Clustering respects
a zoning 4istrict's permitted gro.. den.ity (number of
dwellings per acre relative to the entire development lite).
but - by reducing lot size and 11m! tin; development to the'
most developable portion of the tract - increase. a subdivi-
.ion'. net density (n~er of dwellings per acre relative to
the developable area of a site).
Generally. there are two types of cluster development:
one which specifies a degree of lot lize reduction below the
area required by a particular zoning district; and one which
penli ts the clu.tering of attached units. In the fint
case, dwelling'S are arranged on loti Imaller than tho.e
typically permitted in a conventional zoning distriet. The
lots are organized around courts. cu1-de-sac8, or short loop
.~reet.. In the .econ4 case. a cluster of attached unit.
(duplexe.. triplex.., and quadplexe.) is arranqed around
parking compounds or in private courts. Some jurisdictions
p.nait both categories within the ume proj.ct. In the.e
C...., there is often a limit on the number of units which
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can be attached. ~he limit i. b..ed on a percentage of the
to~al nWllber of \U1i t. permi tte4 on the 9ro.. tract. What-
eVer ~e category of cluster development, d~elopen are
otten reliUire4 ~o reserve \mdeveloped land .. COllllfton Open
.pace in aachanqe for permission to alter the configuration
of the conventional subdivi.ion.
2. "dvantaq..
Clultering permits more efficient u.. of land resourc..
than 18 otherwise pouible under ccmventional su1:ldi vision
regulations. In order to yield the gross density permitted
in a zoning district, the traditional single-family .Ubdivi-
sion must u.. all available land. Since such aite con-
straints .. poor loil,_ or environmentally s.nsitive lands
can limi t the developable portion of . tract, developers
often find themselve. building to lower than permitted groll
densities. With clustering, however, aeveloper. can locate
homes on the 1Il0st buildable .ectionl of a I1te ~ .till
achieve permitted 9ro.s densities in mOlt cases.
The benetits of cluu:erinq extend well beyond density
coneiderations. By concentrating relid8ntial unit. on a
portion of a ai te, Ie.. land i. cUsturbed in grading and
clearing. Aa. result, site preparation costs are reduced
on a per unit bas18. Further, the landform. anet vegetaUon
that 4i.Unguish ~e site can be retained to aet of! one
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group of elultned redelence. troll another and to provide a
.enae of pdvacy, thus increasing the lIuket~ility of the
clu.tered hOllies. Minimal di.ruption of the land. parU-
cularly for Itreet', sidewalks, anet drivewaya, can .lao ke.p
down the costs of either temporary or permanent ledim.nta-
tion and erosion controls.
In addition to preserving mucb of the natural character
of the 8ite. clustering can permit savings in both the raw
and improved land coat. of new homes. Depending on local
lIar~.t conditions, the reduced per unit conlUlllption of land
can tranalate into lower per unit raw land price.. Further.
with slllaller lot sizes and proportionate decre.s.. in
linear front footage., the distances traver.eet by sewer and
water lin.. are minillliz.4. and street and aidewalk length.
are nece.s.rily reduced. conaequently, per unit charges for
the installation anc! lIIaintenance of public services can be
expected to be lower for clustered dwellings than for homes
in a conventional larqe-lot aubdivision.
Another advantage of clustering 11es in its potantial
for enerqy conservation frolll the perspective of both the
entire subdividon anc! tAe indivic!ual dwelling. one-tillle
energy expenc!iture. for the construction anet in.~all.tion of
pUblic .erv1c.. for an entire sub4iviaion are limited ~y ·
cluster devlopment'. cOlllpact pattern. Where the individual
home is concerned, clus~.rin9 affords the developer a
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.eaaure of flexibility in siting the unit to take advantage
o! 101ar acce.. and any natural feature. of the development
Ii te tbat cut enern consumption for b.atinIJ and cooling.
3. Housing Typel
Depending upon a community's ,regulatory framework,
cluster development can aggommoc!ate a range of housing
type.. ':n4i tionally. the Bingle-family detached home ha.
been the preferred cboice among American hou.eholds.
although it 18 the mOlt expensive type to own and operate
'becau.e of its requirements for land, etreets and sidewalk.,
and utility runl. The clulter concept. however. recognizes
~on.umer demand for the free standing home and, by siting
homes on Imaller loti. minimizes lome of the costliest
a.pectl of the detached unit. As an alternative to the
lingle-family detached home, cluster development can aho
accommodate the zero lot. line house and the single-family
attached unit, houa.. that are specifically intended to
limit land consumption while ensuring an adequate measure of '
privacy and exterior space for household activiti.e. Thes.
two houae types are described in further detail in sections
III. D and E.
t. a.9U1atory Framework
Cluster 4evelopment .s a categoory of development most
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closely ~..ambles the conventional 8invle-family .ubdiv~sion
in that it re.pecU a zoning distdct'. use and ,density
~equirement.. The regulatory treatment accorded cluster
development, however. varies from one com=unity to the next
and can make the approval proce.. more or le.. expeditiou..
Local provi.ions mOlt frequently categorize el uster either
a. . conventional subdivision requirinq a public hearing
prior to approval. a planned unit development. or a land use
requirinq a special exception.
Clulter i. readily approved in jurisdictions that
condder this development form larqely identical to the
conventional aubdi vision. In 10m. COlllllluni tie., however,
cluster 11 viewed as a variant of the conventional lubdivi-
don and is thus subject to a lengthier approval process.
It is not uncollllllon. for example, for a cluster project to
undergo Itaff review to determine if clustering i. feasible.
Other cOllllllunities require a public hearinq for a clust.er
proposal, though not for a conventional subdivision. or
specify that a site plan accompany the preliminary lubdivi-
sion plat. Clearly, given that cluster development menly
alters the configuration of the traditional lubdiviaion, it
should be considered an &1 ternate Corm o! single-family
eub4;i.vision 4evelopment: whose approval requirements are no
lIore d8lllanding and time-cons WIling than thos. impoled on the
conventional subdivision. State laws delegating %on1ng
powers to local jurisdictions of~en specify ground. on which
variations to conventional zoninq can be p.rmi~~e4.
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"O~'IC tlI0aD
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ALL DWEWNG UNITS
SINGLE FAMILY ~ DUlAC
CONVENnONAL NEIGHBORHOOD
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1 SINGLE FAMILY 2.75 DUlAC
2 SINGLE FOlLY 4.0 DUlAC
3 ZERO LOT UNE 5.0 DUlAC
4 DUPLEX 5.0 DUlAC
5 DUPLEX 7.25 DUlAC
CLUSTJR NEIGHBORHOOD
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Coet Data for Clultar VL Conventional Planl
STREET PAVEMENT CONVENTIONAL CLUaTER
Asphalt pavement
Minor Streets/Cul-de-sacs 492,330 S.F. $ 900,964 311,300 S.F. $ 569,679
8" $1 .83/S.F.
Collector ISubcollector 345,640S.F: $ 708,562 214,270 S.F. $ 439,253
9" @ $2.05/S.F. ~
Total Costs $1,609.526 $1.008,932
Costs/DU $ 3,410 $ 2.138
CURBS' GUTTER
S10.50/L.F. 48,208 L.F. $ 506,184
Total Costs S 506,184
Costs/DU $ 1,072
STREET TREES
$16.00/L.F. 25,781 L.F. $ 412,496 23.415 $ 374,640
Total Costs S 412,496 $ 374,640
Costs/DU $ 874 S 794
GRADING/STREETS'R.O.W.
R.O.W.
CollectorlSubcollector 512,378 S.F. $ 71,133 316.246 S.F. S 44,274
$O.14/S.F.
Minor Streets/Cul-de-sacs 806,344 S.F. S 1 12.888 575,008 S.F. $ 80,501
SO.14/S.F.
STREET EXCAVATION 837,970 S.F. $ 75,417 525.570 S.F. $ 47,301
Total Streets
@ SO.09/S.F.
Fine grading, seed 540,752 S.F. $ 81.113 365.884 S.F. $ 54,853
etc. @SO.15/S.F.
Total Costs $ 341.151 $ 226,929
Costs/DU $ 723 S 481
ORIVEWAYS
Concrete pavement 330,400 S.F. $ 743,400 254,540 S.F. S 527,715
@ $2.25/S.F.
Total Costs $ 743,400 S 527,715
Costs/DU $ 1.575 $ 1,213
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CLEARING AND GRUBBING CONYINTIONAL CLUlTlII
10 __ wooded .---
@ ....B501.cre $ 93.000 $ 23.250
117 __ open ". -......
@ 1.200/.cre $140.400 $141.600
Toul Co.l $233.400 5164.850
COIl/DU $ 494 $ 349
SIDEWALKS
56.75/L.F. 31,000 LF. 5209.250 21,300 LF. 5197.775
co.l/DU 5 443 5 419
STORM SEWER
15" @ 26.00/L.F. 5,300 LF. 5137.600 2,700 LF. $ 70.200
18" @28.00/L.F. 4,500 L.F. 5126.000 1,000 L.F. 5 28.000
21" @ 31.50/L.F. 1,400 LF. $ 44.100 700 LF. .$ 22.050
24" @ 34.50/L.F. 1,000 L.F. 5 34.500 1,210 L.F. . $ 43.470
27" @ 39.00/L.F. 100 LF. 5 23.400
30" @43.00/L.F. 1,000 L.F. 5 43.000 120 LF. 5 5.160
33" @46.25/L.F. 1,000 LF. 5 46.250 300 L.F. $ 13.875
36" @ 50.50/L.F. 450 LF. 5 22.725 100 LF. $ 43.450
42" @ 63.00/L.F. 300 L.F. 5 18.900 IOLF. $ 3.780
He.dwalls @ $700 ea. 23LF. $ 16.100 13LF. 5 9.100
Inlets @ $2.500 ea. 75LF. 5187.500
@ $2.800 ea.
Manholes@ $1.375 12 L.F. 5 16.500 12LF. $ 16.500
Riprep @ headwalls
$320.00/headwall 23L.F. 5 7.360 13L.F. 5 4.160
Grass swales
@ 53.00/L.F. 5,000 LF. $ 15.000
Total Co.t $724.135 $411.945
Co.IIDU 5 1.534 $ 873
WATER DISTRIBUTION
Fire hydrant @ $1.300 ea. 21 $ 27.300 20 5 26.000
8" water @ 20.00/L.F. 1,100 LF. 5136.000 1,100 L.F. 5136.000
6" water @ 18.00/L.F. 15,100 LF. 5286.200 12,000 LF. 5216.000
2" water@ 15.00/L.F. 300 LF. $ 4.500
1" service connection 1,111 LF. ,.. $ 91.922 1,491 LF. $ 66.615
@
Total CO'1I 5541.422 5449.115
eo.l/DU $ 1.147 $ 952
SANITARY SEWER
Manholes @ 1.000.00 ea. .7 5 97.000 II $ 88.000
8" pipe @ 20.00/L.F. 23,100 5869.200 21,100 L.F. 5613.200
Grevel backfill @2.00/L.F. 7,117 5 15.784 5,475 LF. 5 10.950
6" double service I,.' LF. 5188.328 1,4H L.F. 5136.479
connection @21.00/L.F.
double. Y connectors @ 82.00 231 $ 19.352 231 $ 19.352
Total CCl81 5989.464 $867.981
COIl/DU 5 2.096 $ 1.839
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OWHAT OTHER CITIES DO 0
CITY '{uealpa OntarIO Grand Redlands Corona
Terrac.
Ion.. a II owed R-PRO ov all res RU.RM all res PCO'
min site sil. , ac , ac not enouCJh 10
stated to meet min.100
object , max..
standard
min lot si.. flexible 4.'00 sf 10.000u not 7.200
12.000m stated detach
...
ma. coveraq8 60\ not 60\ 30\ ..-----
stated
density S dulac 25\ incr. 9u-12m under- ---.......
6 dulac dulac Iyinq
min zone
g'overn.
mu bldq ht 2st, 25' under'" 3" under'" ..-"oO---
Iyinq lyinq
zone gOY zone llJOV
product type attachl attachl attachl attachl attachl
detach detach detach detach' de.ach
setbacks
front 1st. 25' not Ie.. 2" under- ......-----
2st, 30' than dist Iyinq
adjoininq zone
aide lst.10' hcinq or 10 ' ..
2st,20' under-
rear 15' I yinq or 20'
st aide local 20' which 15'
15' ever is
other greater*
25'
open space lSOd detach. not 20\ of ...........--
private patio. 400d. stated site
eOlllllon 100d attach,
balcony 300st per
+ 40\ unit +20\
net ae
ameni ti es 5 not not open -------
interior stated stated space
1 may
e"terior include
pool..
etc.
peripheral no no no side no
treatment yard ..
req?
min unit si.e lbr-7S0 not lbr-SOO not --_..---
2br-gOO .tated 2br- stated
3br-10SO 1000 sf
sf *
min rm si.. br-100sf non. non. none none
I attached not sf zone-4 not 4 ...------
unit. (mu) .tated mf .one-S .tated
other req.: -project --zero -* 1 , -*each -*PCD:
entry lot 2br unit Pin com
required line-ok ONLY must Dev -
-focal -15' btwn allowed ntend .-may
point bldq. -20' from .ky reduce
for mtq. btwn to to 2 ac
25+unit bid" ;round wi var
-deaiqn ..**zero , may
quide- lotline be lu.
lines ok, aide than
for II. yard on 10ac if
and accb fer i ,,,- al>uto
must pco
meet zone
abutinq ...__ s
i,,,a).w flQX on
req, 10' all req
per is
story criven.
btwn nell
bldq project
is eval
- req
chanqe
of zone
to PCO
-
rontana,
Rancho
Cue.mon9a, ,
Anaheim
require
SpeciUC
plan..
'.
Q,HAT OTHER CITIES DO 0
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elT., IU.lto IIUl\o IIh.rlld. II eo/ L....
/ H10hlon4 Lb4.
Ion.. .110.... '110-" '110-0 .11 roo .11 .
'In II... Pin 11.0' ....., r.o
.tUoh d.uoh .or10..1- Ion..
t....
..In Ilte '1'1 1 10. S I'. 1 .0 .e 3 .0
3 .0 ..f
..in lot Ill. noftl non. non. 5, DODd
ma. eOYlr.,. '" '" ..nd..- not
ly1no .Ut.4
lonl 90V
donllty 12dll/.. oono..1 und.r- '.5411/..
pion OOV Iylno .e
lono.l0' 14411/..
..f
.... bldo h\ 3.t or 1.5.t or IIndor - '"
". '" Iybo
..h1.h- ..h1.h- Ion' 90V
eVlr ia IVlr t.
lOll 1.11
prodll.t typ. otUoh . dot..h . .tt..hodl .tt..h/
olu.tor elultel' d.to.h04 40t..h
..nlt. ..nlt.
..tb..kI
hont 1.t-a' a' on uncler- IS' mln,
1.t-40' 'lib I 1. ly1no 20' av.
It, 31' Ion. anel on
Ild. to ...rb ,e ..., ,..bU.
on 1".\111'1 It, 10'
1"'1' ,rh.t. mar. on
.t Ild. prlvot.
.t
o"n "1'1 40' of 40' oe nOIf b.ohUbr
,rhot. ,roj..t- ,roj.ot- oro..nd -ZOO
COftlftOD totol hUI e1oor, 1br-150
,rh.t. ,rh.t. 50.f 1nd lbr-'OO
Ind .nd Hoor Ibr-400
eolllfto" ,lIbU. ,dvato . .e ,.Uo
bo.h- or oil
115d bu 50
U1br- .f
150d boleony
,tbr- prlvato
500d/br ond 1200
coRlfton .f/..nlt
, t Ion.
, 800.f/
unlt ..e
Ion.
....n1 U.. 40' oe 40' oe 50\ oe 10,OOd
.." o,.n .." o,.n r.. o,.n ar.. min
"".. .,a.. "0.. to dl..-l00'
hr eor b. ,oolod ol..b
reer.'- rler..- In 1 ho....
tion .nd tion .nd ..... ..in ond
loilllr. loi...ro di...nohn I..on It,
..Uvlt, ..Uvit, 100' . r.qlli..d
..1I.t b.
1/. ond
irdO.ted
,.ri,h...1 no no no no
t...t...nt
r."l
..in IInit .U. lbr-150 1100d non. bo.h-ISO
1br-'OO lbr-nO
3br-l000 lbr'OO
4br-UOO 3br-UOD
Ibr-UOO
..In r. .h. non. non. nO"1 non.
. ottoehod not not 5 not
..nit. (....) .t.tod .1I0...d .totod
ath.. ""., · "0' bo . ",a, b. no Ion' lonl ...f
loll if loll if eh.no. eh_. fone
ob..t. .b..t. r.q\l1rI4, to ltond-
'liD-A '110-0 ."Ir hr 1111-'0, ard.
- 'liD ,In d.v, .,,1,.
dilton.. '....i t ""lIir.d Onl,
bt..n ,.r..it
bldO 15' tod b
or 1/2 Horth-
tho ..... ".It
ae tho CO"".
ht oe PI In
both ar...
bldo.
..hieh-
Iver i.
,t..ter
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PROPOSEDc5TANDARDS FOR SA~ERNARDINO
. z~nes allowed Residential Suburban, RS; Residential
Low, RL; and Residential Estate, RE
minimum site size RE-20 acres
RL-15 acres
RS-10 acres
maximum lot coverage 40%
density underlying zone governs
maximum bldg height RS and RL- 2.5 stories or 35 feet
RE- 3 stories or 45 feet
product type attached and detached units
setbacks Front, side and rear setbacks on
interior parcels will be reviewed on
a project-by-project basis. However,
the minimum setback from any interior
street shall be 15 feet.
open space
common 30% of the net site area
private 25% of the unit size
amenities 1 amenity for every 50 units or
f racti on thereof
peripheral treatment units on the periphery of a cluster
project shall meet the development
standards of the adjacent residential
district
minimum unit size RU-1000 square feet (1200 aver.)
RS-1200 square feet (1350 aver.)
RL-1200 square feet (1500 aver.)
RE-1500 square feet (no average)
minimum room size garage-400 square feet
bedroom-140 square feet
full bath-50 square feet
half bath-30 square feet i
maximum number of I
attached units 6
.
other requirements - homeowners association, landscape
maintenance district or other
approved recorded document for
open space.
, - structures shall be located within
150 feet of paved access (1 story)
50 feet (2 and 3 story)
- 2 car garage required
- design guidelines are applicable
- guest parking is required (1 space
per every 5 units)
- garage doors shall be a minimun
distance of 18 feet from interior
! street front property li nes
,
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~ ISSUES/CHARACTERISTICS <:>
.
PLANNED RESIDENTIAL DEVELOPMENTS IN RE, RL, RS DISTRICTS
1. CONDITIONAL USE PERMIT
2. DENSITIES
RE = 1.0 UNIT/ACRE
RL = 3.1 UNIT/ACRE
RS = 4.5 UNIT/ACRE
RU = 9.0 UNIT/ACRE
3. MINIMUM PROJECT SIZE
RE = 20 ACRE
RL = 15 ACRE
RS = 10 ACRE
RU = NO MINIMUM
4. OPEN SPACE
30 TO 40% PASSIVE AND IMPROVED
S. REQUIRED HOME OWNER ASSOCIATION
REQUIRED MAINTENANCE
SELF-ENFORCING
6. UNIT TYPES
SINGLE FAMILY DETACHED - SMALL LOT AND TRADITIONAL
SINGLE FAMILY ATTACHED - TWO TO FOUR UNIT BUILDING
H68'f HAVE LOTS
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1800
RL
1200
1500
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1200
1350
RU
1000
1200
8. NEIGHBORHOOD COMPATABILITY
CONSIDERED AS PART OF CUP PROCESS
REFLECT ADJACENT HOUS;{ING TYPE ON PROJECT PERIMETER
9. OTHER FEATURES
ARCHITECTUAL REVIEW
MIX OF HOUSING TYPES
REQUIRED 2-CAR ATTACHED TBRBIH - Co IIIUI(, E
PUBLIC STREET DESIGN STANDARDS
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